CONTEMPORARY JAPANDI 2 BEDROOM VILLA IN PRIME UMALAS

CONTEMPORARY JAPANDI 2 BEDROOM VILLA IN PRIME UMALAS

Bali, Bali

$341k

Price

4.9%

ROI

2

Bedrooms

52%

Occupancy

2 Bathrooms
Ownership: leasehold
Land: 160 m²
Build: 166 m²
Est. Revenue: $29k/yr
Avg Nightly Rate: $152

Investment Analysis

An elegant blend of modern and Japandi design, this beautifully finished 2-bedroom villa is set in the heart of Umalas. Built on 1.6 are of land with a 166 sqm building size, it offers a serene and well-balanced living experience while remaining just minutes from cafés, restaurants, gyms, padel clubs, international schools, and with easy access to Canggu, Seminyak, and the airport.

Propertia
Bali / Umalas - Bumbak

CONTEMPORARY JAPANDI 2 BEDROOM VILLA IN PRIME UMALAS

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
166 m²
Land Plot
160 m²
Tenure
Lease 27yr
Yield Curve Status

Grade C investment — short-term rental yields 5.7% net return annually.

Go to Source via Propertia

The Investment

Brixfox Score44
GradeC
Brixfox Intelligence
44CModerate
Score Breakdown
ROI & Yield48%
Capital Growth46%
Risk Profile47%
Market Demand44%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
-0.0%
-$359 in 5yr (-0%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$1,616/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
24 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.6 yr
Rental only

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$152/night
50% ($76)Brixfox estimate($152/night)200% ($303)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$19,393
Airbnb data$152/night · 52% occupancy
Rental income
$152/night · 52% occ.
$28,558
Running costs (20%)
Utilities, cleaning, maintenance
-$5,712
Income tax (10%)
Indonesian rental income tax
-$2,856
Property tax
Annual property tax
-$597
Net income
5.7% ROI
$19,393

Long-Term Rental

Yearly income
$14,113
50 comps
Rental income
$2,119/mo
$20,344
Agency fee (10%)
Finder's fee per tenant
-$2,034
Vacancy (~8%)
1.5mo gap per tenancy
-$1,565
Income tax (10%)
Indonesian rental income tax
-$2,034
Property tax
Annual property tax
-$597
Net income
4.1% ROI
$14,113

Short-term rental earns 1.4x more but requires active management.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 27 years remaining.

$908K$681K$454K$227K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Purchase PriceIlliquid zoneUnsellableToday: $341KPeak Capital Value: Yr 2 ($347K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 15: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$341K
-0%
22 years remaining
Rental Income
+$103K
Total Position
$444K
+30%
5.4%/yr
Year 10
Capital Value
$278K
-19%
17 years remaining
Rental Income
+$222K
Total Position
$501K
+47%
3.9%/yr
Year 15
Capital Value
$170K
-50%
12 years remaining
Rental Income
+$361K
Total Position
$530K
+55%
3.0%/yr
Year 20
Capital Value
$72K
-79%
7 years remaining
Rental Income
+$521K
Total Position
$593K
+74%
2.8%/yr

Location

Bali

Umalas - Bumbak, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Good
$152 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
27 years remaining on lease

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
27+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

32% occ.
3.4%
$970/mo
42% occ.
4.5%
$1,293/mo
52% occ.
5.7%
$1,616/mo
current
62% occ.
6.8%
$1,939/mo

Lease Timeline

27 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.